The sellers of the house we are hoping to buy have appointed a conveyancing solicitor in Mere who has recommended a preliminary agreement with a payment 6,000. Are such agreements appropriate for Mere conveyancing transactions?
There are a couple of primary concerns with executing a lock out contract (also known as an exclusivity agreement) is that it takes away the focus from progressing with the conveyancing transaction itself, so unless it requires limited or no negotiation then it could transpire to be unhelpful. It is not promoted amongst Mere conveyancing solicitors for this reason. A supplemental concern is the extent of the remedies available - a jilted purchaser should not expect to secure an injunctive ruling by a court to prevent the vendor disposing of the property to a third party, so the only remedy open via the agreement will be the recovery of abortive costs and, in limited scenarios, the additional payment of damages.
Having sold my house in Mere last August yet the purchaser is calling every few hours to say their conveyancer needs to hear from mine. What should have happened following completion?
Following your house sale your lawyer is obliged to deliver the transfer deeds and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer must also evidence that the legal charge in favour of the lender has been repaid to the purchasers conveyancers. There is unlikely to be post completion requirements specific conveyancing in Mere.
How can we know in advance if a Mere conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Mere seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your conveyancing.
I'm at the point of looking at apartments in Mere and I am now considering a potential offer. Is it wise to have a property lawyer on ‘stand by’? I am planning to take a mortgage with Skipton.
It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are seeking a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Mere bank branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Mere conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
As long as the lawyer is on the bank panel, they must comply with the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
A colleague advised me that where I am purchasing in Mere I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Mere conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Mere around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Mere Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Mere.
The deeds to my property can not be found. The conveyancers who conducted the conveyancing in Mere 4 years ago have long since closed. Will I be able to sell the house?
These day there are copies made of almost everything, and your conveyancer will be aware precisely where to locate all the relevant paperwork so you may purchase or sell your property without any difficulty. If copies can’t be located, your conveyancer can put in place insurance or indemnities protecting you against future claims on the premises.
My husband and I are new to the buying process - agreed a price, yet the property agent informed us that the owners will only proceed if we instruct their chosen lawyers as they are insisting on a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in Mere
It is improbable the vendors are driving this. If they desire ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you are going to appoint your preferred Mere conveyancing firm - rather thanthe ones that will provide their negotiator at the agency a introducer fee or meet his conveyancing targets demanded by senior management.